Protect Your Investment With Parking Lot Base Repair
Parking lot base repair done right protects your paving budget and extends service life. When you fix potholes and stabilize the subgrade before placing new asphalt, you get a smoother surface, fewer callbacks, and better performance in every season. If you manage a commercial property or a busy facility in Southeast Wisconsin, schedule a free inspection with Asphalt Contractors today and start with a solid foundation.
Why Potholes Happen and Why Base Repairs Matter
Potholes are not just surface defects. They are usually a symptom of base or subgrade problems that let water get under the pavement and weaken it. In our climate, water seeps into cracks, freezes, expands, and breaks the pavement apart. Heavy vehicles drive over the weakened spots and the surface collapses. If you only fill potholes without fixing the base below, you are likely to see the same spots fail again.
Parking lot base repair addresses the layers that actually carry the load. The subgrade is the native soil. The base is the compacted aggregate above that soil. These layers need proper thickness, moisture control, and compaction to support traffic and resist freeze thaw cycles. Professional base repair strengthens these layers, improves drainage, and restores a reliable platform for new asphalt or concrete.
Signs Your Lot Needs Parking Lot Base Repair
- Recurring potholes in the same areas after patching
- Alligator cracking that looks like shattered glass or reptile skin
- Depressions or birdbaths that hold water after rain
- Ruts and wheel path grooves from heavy traffic
- Pumping of fines or muddy water when vehicles pass
- Edge failures where pavement breaks off near curbs or gravel shoulders
- Frost heave bumps or seasonal movement that does not settle back
- Major cracks that reflect through overlays in months, not years
- Soft spots that fail a proof roll with a loaded truck
What Is Parking Lot Base Repair
Parking lot base repair is the targeted removal and replacement of weak base and subgrade material beneath your pavement. It might be a full depth patch in a few locations or a site wide rehabilitation that blends and rebuilds the entire structure. A proper repair removes failed asphalt, undercuts soft soils, improves drainage, adds geotextile or geogrid if needed, installs high quality crushed aggregate, and compacts each lift to specification. The result is a stable base that is ready for new asphalt that will last.
Asphalt Contractors brings more than four decades of field experience to every project. Since 1979, Asphalt Contractors Inc. has paved and repaired lots across Racine, Kenosha, Walworth, Waukesha, and Milwaukee counties. We combine proven techniques with in house materials and modern equipment so your parking lot base repair is done right the first time.
Our Proven Process for Pothole and Base Repairs
- Free inspection and consultation. We walk your site, note drainage patterns, traffic flow, and safety concerns, then identify areas that show structural failure.
- Testing and evaluation. Depending on project size and risk, we may perform core sampling, dynamic cone penetrometer tests, or proof rolling to check base thickness and stability.
- Utility locate and site preparation. Our team marks utilities, sets traffic control, and plans phasing so your business stays open and safe.
- Precision saw cutting and removal. We square the edges and remove damaged asphalt to a clean vertical face for strong bonds during patching.
- Undercut soft soils. We excavate to firm material, sometimes deeper than the original base, to reach a stable bearing layer.
- Drainage corrections. We shape subgrade to shed water, add underdrains or edge drains where needed, and solve standing water at low points.
- Stabilization. When soils are weak or wet, we install geotextile or geogrid, or chemically stabilize with lime or cement to increase bearing strength.
- Base installation. We place crushed aggregate in lifts, compact to target density, and check with plate or nuclear density tests as needed.
- Proof roll. A loaded truck drives the repaired areas to confirm performance under load. Any deflection is corrected before paving.
- Binder or full depth patch. Depending on the plan, we install a strong binder course patch or rebuild the full asphalt section with the correct lift thicknesses.
- Surface preparation. We clean edges, apply tack coat to bond old and new surfaces, and use infrared heating where appropriate for seamless joints.
- Quality control. Supervisors verify grades, compaction, and smoothness, then schedule final paving or striping.
- Final paving and turnover. We pave the surface or overlay the lot, roll for compaction, and open lanes per phase to keep your property operating.
Repair Options Tailored to Your Lot
Full Depth Patching
Full depth patching removes failed asphalt and weak base to a defined depth, then rebuilds the section with new base and asphalt lifts. It is ideal for isolated potholes, alligator cracked areas, and spots with poor compaction. Because the work goes down to the problem layer, full depth patching offers a long lasting fix compared to surface patches.
Mill and Patch or Overlay
Milling grinds off a set thickness of asphalt. Mill and patch is efficient for shallow surface defects or ruts when the base is still strong. An overlay adds a new asphalt layer across the lot for a fresh surface. If your base has structural failures, a straight overlay will not solve the problem, so we combine overlays with targeted parking lot base repair to stop reflection cracking.
Pulverize and Relay or Full Depth Reclamation
On larger lots with widespread base issues, pulverizing or full depth reclamation can make sense. We pulverize existing asphalt and base together, add stabilizing agents if needed, shape and compact the blended layer as a new base, then pave. This approach reduces trucking, reuses materials on site, and often delivers a better base at a competitive cost.
Underdrains and Drainage Improvements
Water is the enemy of pavement. If your lot shows pumping or persistent wet spots, we may install underdrains, rework ditches, add catch basins, or adjust the lot’s slope to achieve positive drainage. Correct drainage ties every repair together and protects your investment.
Seasonal Pothole Repair vs Permanent Fix
Cold patch is useful in winter to reduce hazards, but it is a temporary solution. A permanent repair requires removal to firm base, compaction, and hot mix asphalt placement during proper weather. Asphalt Contractors will stabilize dangerous potholes during winter and schedule permanent parking lot base repair as soon as temperatures and material availability allow.
Materials and Equipment Matter
Asphalt Contractors manufactures our own asphalt, which controls quality and keeps schedules moving. Our in house crushing operation supplies consistent aggregate for base and asphalt mixes. We also operate milling machines, pulverizers, pavers, rollers, and infrared heaters, and we maintain our fleet to high standards. When you choose Asphalt Contractors, you are hiring a contractor with complete control over materials and equipment, not a broker that relies on others to show up.
Drainage, Slope, and Snow Impacts in Southeast Wisconsin
Freeze thaw cycles in Southeast Wisconsin are tough on pavements. Snow piles concentrate water, salt accelerates deterioration, and spring thaws saturate the base. Correct slope, crown, and inlets help move water off the lot before it penetrates. During parking lot base repair, we verify that grades meet plan and that water flows to drains or to daylight. Our crews know local soils and weather patterns from decades of work in Racine, Kenosha, Walworth, Waukesha, and Milwaukee counties, and we design repairs that stand up to our climate.
How Long Do Base Repairs Last
When the base and subgrade are built correctly, your lot can perform for 15 to 25 years with routine maintenance. Full depth patches in high traffic areas often last as long as the surrounding pavement. The key is to pair solid parking lot base repair with preventive care like crack sealing, sealcoating at the right intervals, and timely surface patches that keep water out. Asphalt Contractors builds maintenance plans that match your budget and traffic so your lot stays safe and attractive.
Cost Factors for Parking Lot Base Repair
No two sites are the same, but the main cost drivers are consistent across projects. A clear estimate helps you plan and compare options.
- Repair area and depth. Larger or deeper repairs require more materials and labor.
- Soil conditions. Weak, wet, or expansive soils may need undercut, geogrid, or chemical stabilization.
- Drainage improvements. Underdrains, basins, and regrading add cost but extend pavement life.
- Access and phasing. Working around traffic or night work can affect production rates.
- Material selection. Aggregate type, asphalt mix design, and thickness influence cost and performance.
- Demolition and disposal. Hauling and disposal of unsuitable material is part of the equation.
- Curbs, concrete, and structures. Replacing or adjusting curbs, aprons, and utility castings adds scope.
- Time of year. Peak season demand can affect scheduling and pricing.
Asphalt Contractors provides clear scopes for each line item, explains the options, and offers value engineering ideas where they make sense. Because we produce our own asphalt and perform crushing in house, we often deliver better pricing without cutting corners.
Safety, ADA, and Business Continuity
Parking lot work touches your customers, tenants, and staff. We plan phasing that maintains access, set up clear detours, and coordinate with deliveries and peak hours. During base repairs we manage dust, handle trench safety, and secure open excavations. When grades change, we also evaluate ADA routes, curb ramps, and cross slopes so your site stays compliant and user friendly.
Frequently Asked Questions
Can you repair potholes in winter
Yes, we can place cold patch or perform emergency saw and fill to remove hazards, but permanent repairs should wait for warmer temperatures so compaction and bonding meet specifications. Asphalt Contractors will schedule your permanent parking lot base repair as soon as the weather allows.
How thick should a parking lot base be
Base thickness depends on soil and traffic. Light duty parking areas often use 6 to 8 inches of compacted aggregate, while heavy truck lanes may need 10 to 12 inches or more, plus geogrid or stabilization. We confirm thickness during design and adjust in the field based on proof rolling and soil performance.
How do you prevent potholes after paving
Start with solid base repair and good drainage. Then seal cracks to keep water out, address heavy loads with thicker sections, keep inlets clear, and apply sealcoat at the right time. Timely maintenance is far cheaper than structural repairs.
Will an overlay fix base problems
No. An overlay smooths the surface and adds life, but structural failures will reflect through. We often combine overlays with targeted base repairs so the new surface lasts much longer.
Why Choose Asphalt Contractors Inc. for Parking Lot Base Repair
- Experience since 1979. Decades of parking lot base repair and paving across Southeast Wisconsin.
- In house asphalt manufacturing. Consistent quality, flexible scheduling, and cost control.
- Full service capabilities. Paving, maintenance, milling, pulverizing, concrete, site preparation, specialty services, and crushing under one roof.
- Certified crews and modern equipment. We invest in people and tools to do the job right.
- Local knowledge. We understand Wisconsin soils, freeze thaw cycles, and drainage challenges.
- Transparent proposals and communication. Clear scopes, photos, and timelines for every project.
- Efficient project delivery. Phased work plans to keep your business open and safe.
- Quality control and accountability. Density checks, proof rolls, and final inspections before turnover.
- Service area coverage. Union Grove based crews serving Racine, Kenosha, Walworth, Waukesha, and Milwaukee counties.
- Customer focused support. From free inspections to maintenance plans, Asphalt Contractors is your long term partner.
A Step Ahead: Integrating Maintenance After Base Repair
The best time to plan maintenance is right after base repairs and paving. A simple program protects the base you just paid to build. We recommend sealing cracks annually as they appear, spot patching isolated surface issues before they spread, cleaning catch basins, and sealcoating on a cycle that matches your traffic and exposure. With regular care, your parking lot runs cooler, stays tighter against water, and looks professional for years.
Industries We Serve
From retail centers with weekend peaks, to manufacturing facilities with heavy trucks, to schools and municipalities, Asphalt Contractors tailors parking lot base repair to your use case. We design truck lanes with thicker sections, place dowel baskets at critical joints for concrete tie ins when needed, and coordinate work windows around class schedules or shift changes. Our team also supports property managers that need phased improvements across multiple sites with consistent standards and reporting.
Sustainable and Cost Smart Choices
We look for ways to save you money without sacrificing quality. Pulverize and relay can recycle existing materials on site. Our crushing operation turns removed concrete and asphalt into approved aggregates. These practices reduce trucking, cut waste, and can speed up schedules. When sustainability meets performance, everyone wins.
Get a Free Inspection and Estimate
If your lot has potholes, birdbaths, or cracking that never seems to go away, it is time to evaluate the base. Asphalt Contractors offers a no obligation inspection to diagnose the true cause of your pavement problems. We will propose a clear plan that addresses drainage, stabilization, and resurfacing so you get lasting results. Call Asphalt Contractors Inc. in Union Grove or request a visit online. Let our team deliver parking lot base repair that stands up to Wisconsin weather and daily traffic, protects your budget, and keeps your property looking its best.
